How do I discover of the solicitor handling my conveyancing in Llanbrynmair is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £192.00 in additional conveyancing fees.

Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Llanbrynmair’ or your location and you will see numerous solicitors offices in Llanbrynmair or nearest you.

We were going to get a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Llanbrynmair solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Llanbrynmair solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I currently have a mortgage with HSBC for my property in Llanbrynmair. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

Your original mortgage agreement with HSBC will provide that you need their approval in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.

Principality have agreed my home loan in principle, my bid on a apartment in Llanbrynmair has been agreed to, what are the next steps?

The estate agent will wish to be informed of your solicitor's details (make sure the solicitors are on the lender’s approved list). Telephone Principality or your financial adviser and complete any appropriate paperwork. Principality will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Principality will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanbrynmair.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who conducted the conveyancing in Llanbrynmair 10 years ago no longer exist. What are my options?

As long as you have a registered title the details of your ownership will be evidenced by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and obtain current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I'm buying my first flat in Llanbrynmair with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my conveyancer about this extras as it will adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £235,500 and found one near me in Llanbrynmair I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Llanbrynmair in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.